Category: INVESTMENT DEALS

buy to flip opportunity

front btl beech - buy to flip opportunity

Lawler & Co Estate Agents have a two bedroom, end terrace property on the market for sale on Beech Road in Cale Green, Stockport, SK3. The property benefits from two double bedrooms, two reception rooms & a single cellar chamber.

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Stockport Home Buyers & Landlords Set to Save £5,456,320 in Stamp Duty Over Next Nine Months

Slide2 1 - Stockport Home Buyers & Landlords Set to Save £5,456,320 in Stamp Duty Over Next Nine Months

The British are infatuated with owning their own property and politicians know that. Margaret Thatcher used it as a vote winner in 1979 when she allowed council house tenants to buy their own home. Coming to the present day, Boris Johnson’s Conservative government have anxieties that the Brits have not been buying nearly enough homes lately and, as with all countries in the world, the British property market was put ‘on ice’ for several months to help contain the Coronavirus, exacerbating the problem. 

The Chancellor, Rishi Sunak, announced on Wednesday plans to boost the property market by momentarily scrapping Stamp Duty Tax (a tax paid by homebuyers) when they buy a property that costs less than £500,000.

Interestingly, Stamp Duty was originally introduced in 1694 as a way to raise funds for The Nine Years’ War (1688–1697) against Louis XIV of France and applied to property and some legal documents.

Why is this important? Well the Government recognise that when the property market is working well, the economy also tends to work well, yet one of the barriers to people moving home is Stamp Duty. Even before Coronavirus, Brits were moving 40.21% less than they were at the start of the millennium, and now with this dreadful situation, the natural reaction is for people to stay put in their own homes, meaning another potential nail in the coffin for the economy.

Stamp Duty has raised not an insignificant £166.53bn since 1998, impressive when you consider the NHS costs £129bn per annum. Looking at more recent figures, the Government currently raise £1.045bn per month from Stamp Duty Tax and this statement will remove a good chunk of that from the Chancellors coffers each month, yet the Government knows a healthy property market will help the wider economy.

As Stamp Duty is a transaction tax, it restricts labour market mobility, making people who are thinking of switching jobs think twice before moving. Stamp Duty also holds back elderly homeowners from downsizing to smaller homes, which is an issue for the UK, as we don’t have enough homes to meet supply and also curtails first time buyers as it forces them to use some of the savings on the tax, as opposed to using for a deposit.

Before the changes, the Stamp Duty thresholds were as follows: 

  • Zero percent up to £125,000
  • Two percent of the next £125,000 (the portion from £125,001 to £250,000)
  • Five percent of the next £675,000 (the portion from £250,001 to £925,000)
  • Ten percent of the next £575,000 (the portion from £925,001 to £1.5 million)
  • 12% of the remaining amount (the portion above £1.5 million)

and between the 8th July 2020 and 31st March 2021

  • Zero percent up to £500,000
  • Five percent of the next £425,000 (the portion from £500,001 to £925,000)
  • Ten percent of the next £575,000 (the portion from £925,001 to £1.5 million)
  • 12% of the remaining amount (the portion above £1.5 million)

Landlords and buy to let landlords will also benefit from these reduced rates yet will still have to pay their additional premium for second homes (as they have since April 2016).

To give you an idea how significant this is, if these rules had been in place exactly a year ago for Stockport properties purchased under £500,000 (i.e. between the 8th July 2019 and 31st March 2020).

Stamp Duty would not have been paid on 2,234

Stockport properties, worth in total £552,076,700

Anyone buying any home in Stockport over £500,000 are also winners in this, as they will save having to pay the first £15,000 in stamp duty (under the old scheme). This is because during these 9 months, stamp duty is only paid on the difference over £500,000 (so if you buy a property for say £620,000 – one only pays the stamp duty on the difference between £620,000 and £500,000 i.e. £120,000).

I’m all for reducing Stamp Duty, which is imposed progressively at higher rates the higher a property costs (as you can see from the tables above). Yet, short-lived changes to property taxation risk warping the property market and generating a ‘property market hangover’ in Spring 2021. I am part of a group of 2,500 estate and letting agents from the UK, and most of us were running at 150% speed before this announcement, coping with the post Coronavirus explosion in demand. 

Now it seems that the ‘feast’ will continue until the end of March 2021 as many more people will move to take advantage of the cut in tax. However, some are suggesting this could lead to ‘famine’ down the line as it will stop people moving into the late spring and summer of 2021. 

History tells us different stories on the influence on transaction volumes from changing Stamp Duty rates. In 1991 the Tory’s raised the Stamp Duty threshold at which house buyers started paying and Gordon Brown did so in 2008 when we went into the Credit Crunch. More recently, both George Osborne and Philip Hammond fine-tuned Stamp Duty so that landlords had to pay an additional Stamp Duty Premium after March 2016 whilst first-time buyers pay less Stamp Duty and the purchasers of more expensive homes (over £1.5m) pay more.

The Stamp Duty changes for landlords in 2016 affected the property market only for a short while and by the autumn, transactions levels had returned to normal. However, in 1991, John Major’s Stamp Duty change encouraged home buyers to bring forward home purchases but nevertheless the property market ground to a standstill again once the benefit ended (although the steps up the 1990’s Stamp Duty levels were much harsher as the tax applied to the whole purchase price, not the margin steps as it had in the 1990’s).

So how much money will Stockport people save when buying a home under £500k?

The average Stamp Duty paid by those Stockport home buyers in the 9 months between the 8th July 2019 and 31st March 2020 was £2,442 

Being objective, I can see why the Chancellor could see this as a suitable way to motivate spending because when people move home, they are more inclined to spend comprehensively on property renovations and the services of solicitors, home removal people, tradesmen and estate agents. So, drastically reducing Stamp Duty will undoubtedly help the UK economy, or at least contain some of the damage from the Coronavirus.  

Also, the experience of being in lockdown will have confirmed to many Stockport people that they need a bigger home or one with a bigger garden. I also suspect other people may be able to work from home on a more long-lasting basis, meaning there could be a shift from the larger cities to outlying towns and even a move to the countryside.

So, these are my thoughts, what are yours?

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self contained apartment

vic mill front btl - self contained apartment

Philip James Estate Agents have a studio apartment for sale in the ever popular Victoria Mill in Reddish, Stockport, SK5. The apartment was reduced in price three days ago to just £95,000!

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buy to let in a move in condition

naseby front btl - buy to let in a move in condition

There is a two bedroom end terrace property on the market for sale on Naseby Road, Reddish, Stockport, SK5. The property is on the market with Philip James Estate Agents & has a ‘offers in excess of’ price of £130,000.

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A large and potentially very lucrative investment opportunity right in the heart of Stockport Town

Hilton House scaled - A large and potentially very lucrative investment opportunity right in the heart of Stockport Town

Hilton House, which is located within strolling distance of both Stockport Town Centre and Stockport Train Station, is being offered to the market by Colliers.

The 0.78 acre site has the potential to play a significant part in the transformation of the Stockport skyline.

Take a look at the full brochure here .

You can contact me directly for any advice on this site and the Stockport residential market in general – andrew@julianwadden.co.uk

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Stockport Property Market – the Last 10 Years

Stockport Property Market

One of my Stockport landlords contacted me last week from Didsbury, after he had spoken to a landlord friend of his from Bramhall. He told me they were deliberating the Stockport property market and neither of them could make their mind up if it was time to either sell or buy property following Covid-19. His friend said he would wait to see what would happen to property prices following Covid-19, yet my landlord wanted to pick my brain in order to help him decide what to do.

I said the press are aware bad news sells newspapers and the doom mongers are plying their trade on uncertainty in the world economic situation. Roll the clock back to the Credit Crunch of 2008/9, and there were quite a few landlords in Stockport who had overexposed themselves with high percentage loan to value buy to let mortgages, backing the hope they would make their money on the capital growth, yet fell foul of a drop in rents and thus got bankrupted (but who could blame them when the property market was rising at 15% to 20% a year in the early 2000’s and banks like Northern Rock were giving mortgages out to anyone with a pulse and note from their Mum).

Thankfully the Bank of England changed the rules on all mortgages in 2014 banning self-certification mortgages, tightening the rules around interest-only mortgages and the requirement around affordability to be checked, plus a tough stress test if interest rates rose. It’s obvious we are going to enter into a recession because of Covid-19, yet this time the Stockport property market is better placed to weather the storm.

However, gone are the days when you could buy any old house in Stockport and it would make money. Yes, in the past, anything in Stockport that had four walls and a roof would make you money because since World War 2, property prices doubled every seven years … it was like having a free cash machine.

If a landlord bought a Stockport terraced / town house in the summer of 2000, he or she would have seen a profit of £105,500 to its current value of £166,600, a rise of 173%

Nonetheless, if that landlord had bought the same property in 2010, the Stockport landlord would have only made £26,900 profit (a 19.2% increase). Yet since 2010, the country has experienced 31.5% inflation, meaning our Stockport landlord has seen the ‘real’ value of their Stockport property decrease by 12.3% (i.e. 19.2% less 31.5% inflation).

And this is my point. Nobody has been complaining about the property market in the last ten years, yet landlords are still worse off in real terms. If we do see a slight dip in property prices because of Covid-19 (looking at the market at the moment I haven’t seen any indication of its slowing down from its post lockdown takeoff), but if we do, Stockport landlords need to realise property values aren’t the only indicator of whether the property market is good or not.

The reality is, since around the early 2000’s we haven’t seen anything like the capital growth in property we have seen in the past and it’s not predicted to grow at the rates it has previously done either. So, I believe it is high time for any Stockport landlord, pondering investing in Stockport property to stop believing the hype and do some serious research using independent investment expertise. You can still make money by buying the right Stockport property at the right price and finding the right tenant. 

Think about it, properties in real terms are 12.3% lower than a decade ago, so investing in Stockport property is not only about capital growth, but also about the yield (the return from the rent). It’s also about having a balanced property portfolio that will match what you want from your investment – and what is a ‘balanced property portfolio’? Well we discuss such matters on the Stockport Property Blog … if you haven’t seen the articles, then it might be worth a few minutes of your time?  

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£800.00 per calendar month return

aberdeen btl front - £800.00 per calendar month return

Edward Mellor Estate Agents have a three bedroom, mid terrace property on the market for sale which reduced in price two days ago to £169,950! Located on Aberdeen Crescent, Edgeley, Stockport, SK3, this property would make a brilliant buy to let investment.

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buy to flip opportunity

kings road front btl - buy to flip opportunity

A brilliant property came to the market yesterday with Ian Tonge Estate Agents, the property is located on Kings Road in sought after location in Hazel Grove, Stockport, SK7.

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quiet cul de sac location

sandown btl front - quiet cul de sac location

A two bedroom terrace property came to the market yesterday with Edward Mellor estate agents with a guide price of just £135,000. The property is located on Sandown Road in Cheadle Heath, SK3.

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central stockport location

lark hill road btl front - central stockport location

A two bedroom end terrace on Lark Hill Road, Edgeley, Stockport reduced in price just under a week ago to £145,000, however the property itself has been on the market since the end of February chain free whilst also appearing vacant so there could well be a deal to be done with the vendor/agent.

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